I was told yesterday by my IFA that my Shard End property lawyer is not on the lender Solicitor panel. How can I be sure if this is correct?
The best course of action for you to take is to contact your Shard End lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may be able to suggest a Shard End conveyancing firm that is on the approved list of lawyers for your lender.
I have been told that property searches are the number one reason for hinderance in Shard End conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Shard End.
I am purchasing my first flat in Shard End benefiting from help to buy. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my lawyer about this deal as it would impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm refinancing my existing property to a BTL loan with Aldermore and intend to use the remaining equity as a deposit on another property. The location we are interested in is Shard End. Will your solicitors be able to act for both sets of banks and tie in the transactions?
Do use our search tool on this site to be sure that the solicitors are approved by both mortgage companies. Having checked that they are the solicitor should be able to tie up the two transactions but you should talk with you lawyer and make apparent your expectations and requirements.
How easy is it to change a solicitor as I need to find a Shard End based firm who is on the bank conveyancing panel. Is it advisable to appoint a new law firm?
In the event that you have not formally instructed a solicitor to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Shard End that you're considering.